/* Martin Tippet — personal RE brand (oxblood / cream / brass) */
:root {
  --oxblood: #4B1722;
  --oxblood-deep: #2F1118;
  --oxblood-mid: #5c1e2b;
  --cream: #F4EFE6;
  --parchment: #E8DECF;
  --charcoal: #272423;
  --brass: #A98755;
  --brass-soft: rgba(169, 135, 85, 0.18);
  --muted: #6a635c;
  --white: #FFFEFB;
  --line: #d9cfc0;
  --header-bg: rgba(244, 239, 230, 0.96);
  --shadow: 0 16px 44px rgba(47, 17, 24, 0.12);
  --max: 1120px;
  --font-serif: "Playfair Display", Georgia, "Times New Roman", serif;
  --font-sans: "Source Sans 3", "Source Sans Pro", system-ui, -apple-system, sans-serif;
  --radius: 8px;
}
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-sans);
  font-size: 17.5px;
  line-height: 1.65;
  color: var(--charcoal);
  background:
    url("data:image/svg+xml,%3Csvg viewBox='0 0 200 200' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='0.035'/%3E%3C/svg%3E"),
    var(--cream);
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--oxblood); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--oxblood-deep); }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.is-hidden[hidden] { display: none !important; }
.wrap { width: min(100% - 2.5rem, var(--max)); margin-inline: auto; }
.eyebrow {
  font-family: var(--font-sans); font-size: 0.76rem; font-weight: 700;
  letter-spacing: 0.2em; text-transform: uppercase; color: var(--brass); margin: 0 0 0.85rem;
}
h1, h2, h3 {
  font-family: var(--font-serif); color: var(--charcoal); line-height: 1.15;
  font-weight: 600; margin: 0 0 0.75rem;
}
h1 { font-size: clamp(2.2rem, 5vw, 3.35rem); letter-spacing: -0.02em; }
h2 { font-size: clamp(1.75rem, 3.4vw, 2.4rem); letter-spacing: -0.015em; }
h3 { font-size: 1.3rem; }
.lead { font-size: 1.12rem; color: var(--charcoal); max-width: 40rem; opacity: 0.92; margin: 0 0 1rem; }
.muted { color: var(--muted); }
.section { padding: 4.5rem 0; }
.section--parchment { background: var(--parchment); }
.section--oxblood {
  background: linear-gradient(165deg, var(--oxblood) 0%, var(--oxblood-deep) 100%);
  color: var(--cream);
}
.section--oxblood h2, .section--oxblood h3 { color: var(--white); }
.section--oxblood .lead { color: rgba(244,239,230,0.9); }
.section--oxblood .eyebrow { color: var(--brass); }
.section--dark { background: var(--oxblood-deep); color: var(--cream); }
.section--dark h2, .section--dark h3 { color: var(--white); }

.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.45rem;
  font-family: var(--font-sans); font-size: 0.88rem; font-weight: 700;
  letter-spacing: 0.08em; text-transform: uppercase; text-decoration: none;
  border: 1px solid transparent; border-radius: var(--radius);
  padding: 0.95rem 1.4rem; cursor: pointer;
  transition: background 0.2s, color 0.2s, border-color 0.2s, transform 0.15s;
}
.btn:active { transform: translateY(1px); }
.btn--oxblood { background: var(--oxblood); color: var(--cream); border-color: var(--oxblood); }
.btn--oxblood:hover { background: var(--oxblood-deep); color: var(--cream); }
.btn--brass { background: var(--brass); color: var(--oxblood-deep); border-color: var(--brass); }
.btn--brass:hover { background: #b89660; color: var(--oxblood-deep); }
.btn--ghost { background: transparent; color: var(--oxblood); border-color: var(--line); }
.btn--ghost:hover { border-color: var(--oxblood); }
.btn--ghost-light { background: transparent; color: var(--cream); border-color: rgba(244,239,230,0.45); }
.btn--ghost-light:hover { border-color: var(--cream); color: var(--white); }
.btn--sm { padding: 0.65rem 1rem; font-size: 0.78rem; }
.btn--block { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.25rem; }

.site-header {
  position: sticky; top: 0; z-index: 40;
  background: var(--header-bg); border-bottom: 1px solid var(--line);
  backdrop-filter: blur(10px);
}
.header-inner {
  display: flex; align-items: center; gap: 1rem; padding: 0.85rem 0; flex-wrap: wrap;
}
.logo { display: flex; align-items: center; gap: 0.7rem; text-decoration: none; color: inherit; }
.logo-mark {
  width: 2.4rem; height: 2.4rem; display: grid; place-items: center;
  background: var(--oxblood-deep); color: var(--cream); font-weight: 700;
  font-size: 0.75rem; letter-spacing: 0.06em; border-radius: 4px;
}
.logo-text { display: flex; flex-direction: column; line-height: 1.15; }
.logo-text strong { font-family: var(--font-serif); font-size: 1.05rem; color: var(--oxblood-deep); }
.logo-text span { font-size: 0.72rem; color: var(--muted); letter-spacing: 0.04em; }
.nav { display: flex; flex-wrap: wrap; gap: 0.15rem 1.1rem; margin-left: auto; }
.nav a {
  text-decoration: none; color: var(--charcoal); font-size: 0.92rem; font-weight: 600;
  padding: 0.35rem 0;
}
.nav a:hover { color: var(--oxblood); }
.header-actions { display: flex; align-items: center; gap: 0.65rem; }
.header-phone {
  font-weight: 700; text-decoration: none; color: var(--oxblood-deep); white-space: nowrap;
}
.nav-toggle {
  display: none; margin-left: auto; background: var(--oxblood-deep); color: var(--cream);
  border: 0; border-radius: 4px; padding: 0.55rem 0.9rem; font-weight: 700; cursor: pointer;
}

.hero { padding: 3.5rem 0 4rem; }
.hero-grid {
  display: grid; grid-template-columns: 1.15fr 0.85fr; gap: 2.5rem; align-items: center;
}
.hero-copy h1 { margin-bottom: 1rem; }
.trust {
  display: flex; gap: 0.6rem; align-items: flex-start; margin: 1.25rem 0 0;
  color: var(--muted); font-size: 0.98rem;
}
.trust svg { flex-shrink: 0; color: var(--brass); margin-top: 0.15rem; }
.quiet-link { margin-top: 1rem; font-size: 0.95rem; color: var(--muted); }
.quiet-link a { color: var(--oxblood); font-weight: 600; }
.hero-photo {
  border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow);
  border: 1px solid var(--line); background: var(--parchment);
  aspect-ratio: 4/5;
}
.hero-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.photo-caption { font-size: 0.85rem; color: var(--muted); margin: 0.75rem 0 0; }

.path-cards {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-top: 2rem;
}
.path-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.4rem 1.35rem; box-shadow: 0 8px 24px rgba(47,17,24,0.05);
}
.path-card h3 { margin-top: 0.25rem; }
.path-kicker {
  font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--brass); margin: 0 0 0.35rem;
}
.path-card p { margin: 0 0 1rem; color: var(--muted); font-size: 0.98rem; }
.compare-note {
  margin-top: 1.25rem; text-align: center; font-weight: 600; color: var(--oxblood-deep);
}
.compare-note a { font-weight: 700; }

.cred-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem;
}
.cred-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.25rem; text-align: center;
}
.cred-card strong {
  display: block; font-family: var(--font-serif); font-size: 1.65rem;
  color: var(--oxblood); margin-bottom: 0.35rem;
}
.cred-card span { font-size: 0.9rem; color: var(--muted); }
.source-note { font-size: 0.82rem; color: var(--muted); margin-top: 1rem; }

.market-steps {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; margin-top: 1.5rem;
}
.market-step {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.2rem; position: relative;
}
.market-step .num {
  font-family: var(--font-serif); font-size: 1.5rem; color: var(--brass); font-weight: 600;
}
.market-step h3 { font-size: 1.1rem; margin: 0.4rem 0 0.5rem; }
.market-step p { margin: 0; font-size: 0.95rem; color: var(--muted); }

.video-grid {
  display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 2rem; align-items: center;
}
.video-frame {
  background: var(--oxblood-deep); border-radius: var(--radius); overflow: hidden;
  aspect-ratio: 16/10; display: grid; place-items: center; color: var(--cream);
  border: 1px solid var(--line); position: relative;
}
.video-frame video { width: 100%; height: 100%; object-fit: cover; }
.video-placeholder { text-align: center; padding: 2rem; }
.video-placeholder strong { display: block; font-family: var(--font-serif); font-size: 1.35rem; margin-bottom: 0.5rem; }
.ai-note {
  font-size: 0.8rem; color: var(--muted); margin-top: 0.75rem;
  display: inline-flex; gap: 0.35rem; align-items: baseline;
}

.reviews-grid {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-top: 1.5rem;
}
.review-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.35rem;
}
.review-card blockquote { margin: 0 0 0.85rem; font-style: italic; color: var(--charcoal); }
.review-card cite { font-style: normal; font-size: 0.9rem; color: var(--muted); }
.review-cta { margin-top: 1.5rem; }

.results-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-top: 1.5rem;
}
.result-card {
  background: var(--parchment); border: 1px dashed var(--line); border-radius: var(--radius);
  padding: 1.5rem; min-height: 10rem; display: flex; flex-direction: column; justify-content: flex-end;
}
.result-card .tag {
  align-self: flex-start; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.12em;
  text-transform: uppercase; color: var(--brass); margin-bottom: auto;
}
.result-card h3 { font-size: 1.1rem; }
.result-card p { margin: 0; font-size: 0.92rem; color: var(--muted); }

.split { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 2rem; align-items: start; }
.info-panel {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.5rem; box-shadow: var(--shadow);
}
.info-panel h3 { margin-top: 0; }
.info-panel ul { margin: 0.5rem 0 0; padding-left: 1.1rem; color: var(--muted); }
.bullets { margin: 1rem 0 1.25rem; padding-left: 1.15rem; }
.bullets li { margin: 0.4rem 0; }

.areas-grid {
  display: grid; grid-template-columns: repeat(5, 1fr); gap: 0.75rem; margin-top: 1.5rem;
}
.area-chip {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1rem 0.85rem; text-align: center; font-weight: 600; color: var(--oxblood-deep);
}
.area-chip.secondary { opacity: 0.75; font-weight: 500; font-size: 0.95rem; }

.form-wrap { max-width: 42rem; }
.form-grid {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-top: 1.5rem;
}
.form-grid .full { grid-column: 1 / -1; }
label { display: block; font-size: 0.85rem; font-weight: 700; margin-bottom: 0.35rem; color: var(--charcoal); }
input, select, textarea {
  width: 100%; font: inherit; padding: 0.75rem 0.85rem; border: 1px solid var(--line);
  border-radius: 6px; background: var(--white); color: var(--charcoal);
}
textarea { min-height: 5rem; resize: vertical; }
.hp-field { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }
.form-note { font-size: 0.88rem; color: var(--muted); margin-top: 1rem; }
.form-status { margin-top: 1rem; padding: 0.85rem 1rem; border-radius: 6px; display: none; }
.form-status.is-visible { display: block; }
.form-status.is-success { background: #e8f2ea; color: #1e4d2b; }
.form-status.is-error { background: #f8e8ea; color: #6b1c28; }

.about-grid {
  display: grid; grid-template-columns: 0.85fr 1.15fr; gap: 2rem; align-items: center;
}
.about-photo {
  margin: 0; border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line);
  box-shadow: var(--shadow);
}
.about-photo img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center top; }
.about-photo figcaption { font-size: 0.85rem; color: var(--muted); padding: 0.65rem 0 0; }
.badge-row { display: flex; flex-wrap: wrap; gap: 0.5rem; margin-top: 1rem; }
.badge {
  background: var(--brass-soft); color: var(--oxblood-deep); font-size: 0.78rem;
  font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase;
  padding: 0.4rem 0.7rem; border-radius: 999px;
}

.site-footer {
  background: var(--oxblood-deep); color: rgba(244,239,230,0.85); padding: 3rem 0 1.5rem;
}
.site-footer a { color: var(--cream); }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 2rem; }
.logo--footer .logo-mark { background: var(--oxblood); }
.logo--footer .logo-text strong { color: var(--cream); }
.logo--footer .logo-text span { color: rgba(244,239,230,0.65); }
.footer-phone { font-size: 1.2rem; font-weight: 700; }
.footer-phone a { text-decoration: none; }
.equal-housing { font-size: 0.85rem; margin-top: 1rem; opacity: 0.8; }
.footer-legal {
  margin-top: 2rem; padding-top: 1.25rem; border-top: 1px solid rgba(244,239,230,0.15);
  font-size: 0.82rem; opacity: 0.75;
}

@media (max-width: 960px) {
  .hero-grid, .path-cards, .cred-grid, .market-steps, .video-grid, .reviews-grid,
  .results-grid, .split, .about-grid, .footer-grid, .areas-grid, .form-grid {
    grid-template-columns: 1fr;
  }
  .areas-grid { grid-template-columns: 1fr 1fr; }
  .nav-toggle { display: inline-flex; }
  .nav {
    display: none; width: 100%; flex-direction: column; gap: 0.35rem;
    padding: 0.75rem 0 0.25rem; border-top: 1px solid var(--line); margin-left: 0;
  }
  .nav.is-open { display: flex; }
  .header-actions .btn--sm:last-child { display: none; }
  .header-inner { justify-content: space-between; }
}
@media (max-width: 560px) {
  .header-phone { display: none; }
  .areas-grid { grid-template-columns: 1fr; }
}